9 Mt. Sun Way Unit 16 D · Waterville Valley, NH 03215

$58,000

3 bd · 2.5 ba · 1,660 sqft · Condo · 649 Days on market

Built 1986 $577/mo HOA · 18% of rent ↓ 9% since listing

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.0/30.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Affordable and convenient mountain home ownership. Enjoy 13 weeks of ownership, one week every four throughout the year. Use, rent, or trade your weeks. Comfortable tri-level townhouse has three bedrooms, two and a half baths, den/media room, private patio, and lots of light. Private storage lockers inside and out. $2,500. New owner capital contribution buy-in fee. > Quarterly condo fee covers ALL property expenses - taxes, water & sewer, heat, electricity, weekly cleaning. > Includes access to White Mt. Athletic Club ( $225. membership transfer fee), tennis, WV Golf Club, and Valley shuttle. > Great real estate value !!

Key facts

• Tri-level townhouse
• Private patio
• $577 HOA

Tags

• MOUNTAIN HOME OWNERSHIP
• TRI-LEVEL TOWNHOUSE
• PRIVATE PATIO
• PRIVATE STORAGE LOCKERS
• WHITE MT. ATHLETIC CLUB ACCESS
• VALLEY SHUTTLE ACCESS

Property features AI

Finance

• Other: Directions: Enter Waterville Valley on NH Rt. 49 (Valley Road). Turn left on Tecumseh Rd, go about 1/4 mile to Mountain Sun Way on left. First building on left.
• Financial info: Timeshare/fractional ownership: yes — 25% ownership (resort property)
• HOA & community: Condo association (Mountain Sun Quarters); Condo fees: paid quarterly; Quarterly condo fee covers cable, condo association fee, electric, heat, hot water, internet, landscaping, plowing, recreation, sewer, taxes, trash, and water

Exterior

• Parking: Shared/common driveway
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Cable and internet (cable)
• Home design: Contemporary townhouse; Unit/lot: 16 D
• Construction: Built in 1986; Wood frame construction with clapboard and wood exterior; Asphalt shingle roof; Surveyed
• Exterior features: Sloping lot; Shared/common paved driveway; Common land (approximately 1.31 acres)

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: Master bedroom on third level; Additional bedrooms on second level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Multi-zone cooling; Multi-zone heating; Electric baseboard heating; Radiant electric heating
• Interior features: Seven total rooms; Media room
• Laundry & utility: Washer; Dryer; Electric water heater (tank)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $58k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $58k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Waterville Valley School District (rural): math 50% / reading 50% proficiency, ranked #98 of 171 in NH (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: 27 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 487 units permitted in Grafton County in 2024 (127 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($401 loan paydown + $4k appreciation (6.3% local appreciation)).
• Grafton County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 649 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $6k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $51,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 649 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 5.58% ✓
• Cap rate: 38.98%
• Cash-on-cash: 116.73%
• DSCR: 6.19
• GRM: 1.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.32×
• Total profit: $118,891
• Equity at exit: $37,657

10-year hold

• IRR: —
• Equity multiple: 17.72×
• Total profit: $271,455
• Equity at exit: $69,345

Cash invested: $16,240 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 56 Moderately Landlord-Leaning
• State New Hampshire: 56 Moderately Landlord-Leaning · D+1
• County: — inherits STATE
• City: — inherits STATE

Has just-cause statute; 30-day notice; landlord-leaning vs. neighbors.

Methodology + full state rankings →

ZIP-level market 03215

• Home prices YoY: 1.2%
• Active inventory: 27
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $3,237 medium
• Mortgage (P&I): −$304
• Tax est. 1.5%: −$72 /mo · $870/yr
• Insurance: −$24
• HOA: −$577
• Vacancy / Maint / Mgmt: −$680
• Net cashflow: $1,580

Break-even live

Break-even rent $1,238

Max offer price $58,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,620	-5% $1,600	+0% $1,580	+5% $1,560	+10% $1,540
Rent	-10% $1,324	-5% $1,452	+0% $1,580	+5% $1,708	+10% $1,836
Rate	-1.0pp $1,609	-0.5pp $1,595	base $1,580	+0.5pp $1,565	+1.0pp $1,549

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Pine Tree Way Waterville Valley, NH	3.0	1.5	1900	$3,600	$1.89	44d	1	0.08mi
103 Snow's Brook Rd Unit 18 Waterville Valley, NH	3.0	2.0	1450	$3,300	$2.28	44d	1	0.09mi
38 Windsor Hill Way #105 Waterville Valley, NH	2.0	1.5	1098	$1,800	$1.64	44d	1	0.26mi

HOA detail condo

• Monthly dues: $577 · $6,924/yr
• Likely covers: watersewerelectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $58,000 Active 649 DOM
2. 2026-06-18
   days on market $58,000 Active 647 DOM
3. 2026-06-17
   days on market $58,000 Active 646 DOM
4. 2026-06-16
   days on market $58,000 Active 645 DOM
5. 2026-06-15
   days on market $58,000 Active 644 DOM
6. 2026-06-13
   days on market $58,000 Active 642 DOM
7. 2026-06-12
   days on market $58,000 Active 641 DOM
8. 2026-06-09
   days on market $58,000 Active 638 DOM
9. 2026-06-08
   days on market $58,000 Active 637 DOM
10. 2026-06-07
    days on market $58,000 Active 636 DOM
11. 2026-06-05
    days on market $58,000 Active 634 DOM
12. 2026-06-04
    days on market $58,000 Active 632 DOM
13. 2026-06-02
    days on market $58,000 Active 631 DOM
14. 2026-06-01
    days on market $58,000 Active 630 DOM
15. 2026-05-31
    days on market $58,000 Active 629 DOM
16. 2025-11-01
    price $58,000
17. 2025-05-02
    status Active
18. 2025-05-01
    historical
19. 2024-10-05
    price $62,000
20. 2024-09-07
    listed $64,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $38,850
• − Mortgage interest: −$3,249
• − Property taxes: −$870
• − Insurance: −$290
• − Repairs & maintenance: −$3,108
• − Management: −$3,108
• − HOA: −$6,924
• − Depreciation: −$1,687
• Taxable income: $19,614
• Est. tax owed @ 24.0%: −$4,707
• After-tax cash flow: $14,250/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Waterville Valley School District
• NCES district ID: 3306910
• Math proficiency: 50% ▬ 0.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $66,976
• Composite: 46.42/100
• National rank: #5344
• State rank: #98 of 171 in NH

Livability — Waterville Valley

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 269

Population outlook (Grafton County) Hauer SSP2

• Today (2025): 88,798 people
• By 2030: 87,131 · -1.9%
• By 2040: 82,000 · -7.7%
• By 2050: 77,064 · -13.2%
• By 2075: 68,769 · -22.6%
• By 2100: 61,631 · -30.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2% Two or more races 2% Asian 1%
• Common ancestry: Italian 20% Lithuanian 10% Scotch-Irish 9%
• Foreign-born: 11% · China

Political lean MEDSL · Grafton

• 2024 margin: D (+19.9) · D 59.4% · R 39.4% · Other 1.2%
• 2008→2024 swing: -7.8pp toward R · 2008: 27.7pp · 2024: 19.9pp
• All cycles: 2024: D+19.9 2020: D+24.6 2016: D+19.0 2012: D+23.8 2008: D+27.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.33%
• Current HPI: 541.9424
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-9.4% since first listed

5 events — show timeline

• 2025-11-01 Price Changed $58,000 PrimeMLS
• 2025-05-02 Relisted — PrimeMLS
• 2025-05-01 Delisted — PrimeMLS
• 2024-10-05 Price Changed $62,000 PrimeMLS
• 2024-09-07 Listed $64,000 PrimeMLS